Is There Permanent Residency in Dubai? Golden Visa Requirements and Costs [2026] | 10 Years for AED 2 Million in Property
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The UAE (United Arab Emirates) has no permanent residence system. What is often called "Dubai permanent residency" is in fact the Golden Visa, a long-term residence visa renewed every 10 years. The most accessible route for investors living in Japan is the real estate route: if you own property in Dubai worth AED 2 million or more, you can apply through the Dubai Land Department (DLD) for a 10-year residence visa. As of 2026, mortgaged properties and properties under construction also qualify, and multiple properties can be combined. Its biggest advantage is that there is no minimum stay requirement, so you can keep it while continuing to live in Japan. Based on information published by the UAE government and the Dubai Land Department, this article covers the requirements by category, the total cost including property acquisition costs, the application process and documents, renewal and restrictions on selling after you obtain the visa, Japanese tax considerations, and misinformation that has been officially denied.
*Amounts and rules are as of September 15, 2026, based on published information (UAE government portal u.ae, the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), the Dubai Land Department (DLD), the UAE Federal Tax Authority (FTA) and local media). This article is an English version of our Japanese guide, adapted for foreign residents of Japan and international investors. Rules, fees and exchange rates change; please check your individual eligibility and tax position with a professional before applying.
An overview of moving to Dubai (UAE) and a list of related articles is available in Moving to Dubai: requirements and costs (in Japanese).
Contents
- Summary: the UAE has no permanent residence; the Golden Visa is a residence visa renewed every 10 years
- Golden Visa categories and validity: which can investors from Japan use?
- Real estate route requirements: AED 2 million or more, mortgaged and off-plan properties included
- Total cost: about AED 2.14 million including property price, acquisition costs and visa fees
- Application process and required documents
- After approval: stay requirements, family, renewal and selling the property
- Taxes: is zero income tax real? Japanese tax residence and exit tax
- Caution: "permanent residency for AED 100,000" has been officially denied
- Frequently asked questions
- Conclusion: Dubai offers a 10-year visa with no stay requirement; consider residence and tax separately
Summary: the UAE has no permanent residence; the Golden Visa is a residence visa renewed every 10 years
The phrase "Dubai permanent residency," often seen in search results, does not exist as the name of any programme. All UAE residence statuses, including work visas, investor visas and family visas, are residence visas with a fixed validity period, and there is no category equivalent to indefinite permanent residence. Among them, the Golden Visa is the longest and is designed on the assumption of renewal, so in practice it is treated as "the closest thing to permanent residence."
| Item | Golden Visa (UAE) | Typical permanent residence (other countries) |
|---|---|---|
| Validity | 5 or 10 years. Renewal required | Indefinite (no renewal, or card renewal only) |
| Revocation | Cannot be renewed if you no longer meet the requirements. The real estate route assumes you keep owning the property | Generally not revoked (except in cases such as long absences) |
| Sponsor | Not required (you hold it in your own name and can sponsor family) | Not required |
| Stay requirement | None. Does not lapse even if you are outside the UAE for 6 months or more | Some countries require a minimum period of stay |
| Path to citizenship | Effectively no naturalisation application system (only nomination-based grants, described below) | Many countries allow you to apply for naturalisation after a certain number of years |
A regular UAE residence visa lapses if you stay outside the country for 6 consecutive months or more, but the Golden Visa has no such limit. The UAE government portal also lists, as a benefit of the Golden Visa, being able to stay outside the UAE beyond the 6-month period normally required to keep a residence visa valid. This is why you can continue working in Japan and travel to Dubai when needed.
On the other hand, since it is a "10-year residence visa" and not permanent residence, whether you still meet the requirements is reviewed every 10 years. On the real estate route, you must own property worth AED 2 million or more at that time. How it fits within residence systems is explained in The differences between permanent residence, citizenship, visas and tax residence (in Japanese) and What is a golden visa? (in Japanese).
Golden Visa categories and validity: which can investors from Japan use?
The Golden Visa is not only for investors; it is divided into more than ten categories, including professionals and students. For those applying from Japan, the realistic options are four: real estate, public investment, entrepreneurship and highly skilled professionals.
| Category | Main requirements | Validity |
|---|---|---|
| Real estate investor | Own property in the UAE worth AED 2,000,000 or more. Multiple properties can be combined | 10 years (via the Dubai Land Department) |
| Public investor | Investment of AED 2,000,000 or more in an approved investment fund or company, or annual tax payments of AED 250,000 or more | 10 years |
| Entrepreneur | A technology-based or promising business with a value of AED 500,000 or more. Approval from an accredited incubator required | 5 years |
| Highly skilled professional | A bachelor's degree or higher, a valid employment contract and a basic salary of AED 30,000 or more per month (excluding housing and other allowances) | 5–10 years |
| Doctors, scientists and inventors | Nomination by the Ministry of Health and Prevention, the Emirates Scientists Council, the Ministry of Economy, etc. | 10 years |
| Creatives and esports players | Nomination by the relevant authority, such as Dubai Creators HQ | 10 years |
| Outstanding students and graduates | Graduation from a top-100 university worldwide (GPA 3.5 or higher, within 2 years of graduation), etc. | 5–10 years |
| Humanitarian contributors and frontline healthcare workers | 5 or more years of service, or nomination by the relevant authority | 10 years |
The validity periods differ between sources. This is because the list on the UAE government portal and each emirate's office (the Land Department in Dubai) describe the number of years differently; the actual length of the visa issued depends on the application channel and the category. Categories that require nomination or approval are not realistic to apply for on your own from Japan. The vast majority of applicants from Japan use the real estate route, because the amount threshold is clear and no nomination letter or employment contract is needed. The rest of this article focuses on the real estate route.
Real estate route requirements: AED 2 million or more, mortgaged and off-plan properties included
The Dubai Land Department's Golden Visa application service defines eligibility as "a real estate investor who owns property with a purchase price of AED 2 million or more at the time of purchase" and states that it grants a 10-year renewable residence permit. The main requirements as of 2026 are as follows.
| Item | Requirement |
|---|---|
| Property value | AED 2,000,000 or more, registered in the applicant's name |
| Multiple properties | Can be combined. All must be in the applicant's name |
| Joint ownership | The applicant's share alone must reach AED 2 million |
| Mortgaged property | Allowed, with a no-objection certificate (NOC) from the bank. Since February 2026, the down-payment percentage requirement has been abolished |
| Off-plan property | Allowed, if the property price is AED 2 million or more and it is registered with Oqood |
| Applicant's location | Must be in the UAE at the time of application |
| Eligible areas | Freehold areas of Dubai (where foreigners can acquire ownership) |
Note that the federal and Dubai descriptions of the requirements differ. The UAE government portal and the ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) state that the real estate investor Golden Visa is "5 years" and that the property must be "not mortgaged." The Dubai Land Department's application service, on the other hand, clearly states "10 years, renewable" and "mortgaged property allowed with a bank NOC."
| Item | Federal (ICP, u.ae) | Dubai Land Department (DLD) |
|---|---|---|
| Validity | 5 years for real estate investors | 10 years (renewable) |
| Mortgage | "Property not subject to a mortgage" | Allowed with a bank NOC |
| Application channel | ICP smart app | Dubai Land Department Golden Visa application service |
If you are aiming for a 10-year Golden Visa with a Dubai property, applying through the Dubai Land Department is the standard practice. For properties in other emirates (such as Abu Dhabi), the procedure involves that emirate's property registration authority, so confirm which channel you will apply through before you buy.
Total cost: about AED 2.14 million including property price, acquisition costs and visa fees
Think of the cost in three layers: the property price, the property acquisition costs and the Golden Visa application fees. The property remains as an asset, but the acquisition costs and visa fees are not recoverable.
| Item | Amount | Notes |
|---|---|---|
| Dubai Land Department fee | AED 4,020 | Fee for the Golden Visa application service |
| Residency | AED 2,856.75 | Cost of issuing the residence permit |
| Emirates ID (10 years) | AED 1,153 | UAE identity card, 10 years |
| Medical examination | AED 700 | Mandatory for those aged 18 and over |
| Service fee | AED 1,155 | — |
| Total for the main applicant | AED 9,884.75 | Total for an individual published by the Dubai Land Department |
| Family members and parents (per person) | AED 5,774.50 | About AED 100 is added for each additional person |
| Opening a family file | AED 318.75 | When sponsoring family members |
Property acquisition costs add just under 10% on top of the property price. The following is a guide for buying a property worth AED 2 million. The UAE has no annual property tax on ownership, but service charges are payable every year.
| Item | Amount | Notes |
|---|---|---|
| Land Department transfer fee (4%) | AED 80,000 | 4% of the property price; usually paid by the buyer |
| Registration trustee fee | AED 4,200 | For properties of AED 500,000 or more: AED 4,000 + 5% VAT |
| Land Department administrative fee | Around AED 4,000 | AED 4,000–5,000 depending on the transaction |
| Title deed issuance | AED 250 | — |
| Brokerage fee (2%) + VAT | AED 40,000 + 5% VAT | 2% of the property price is the market norm |
| Total acquisition costs | About AED 130,450 | If you take a mortgage, a registration fee (0.25% of the loan amount) is extra |
| Component | Amount | Nature |
|---|---|---|
| Property price | AED 2,000,000 | Remains as an asset. Recoverable if you sell (but the visa requires procedures) |
| Acquisition costs | About AED 130,450 | Not recoverable |
| Golden Visa application fees | AED 9,884.75 | Not recoverable |
| Total | About AED 2,140,000 | Travel costs, bank account opening, annual service charges, and fees if you use an agent are extra |
The phrase "a Dubai Golden Visa from AED 2 million" refers only to the property price. It is safer to assume the funds actually needed will be over AED 2.1 million. The non-recoverable costs, combining acquisition costs and visa fees, come to about AED 140,000, which is relatively light compared with the donations or government contributions required for European golden visas. Costs by country can be compared in How much does permanent residence abroad cost? Costs by country (in Japanese).
Application process and required documents
On the real estate route, you buy the property, obtain the title deed and then apply for the Golden Visa while in the UAE. Processing from application to issuance is said to take about 7 to 10 business days.
| Stage | Details | Where |
|---|---|---|
| 1. Choose the property and sign the contract | Select a property in a freehold area and sign the sale agreement (MOU). If using a mortgage, obtain pre-approval | Japan or Dubai |
| 2. Transfer of ownership and title deed | Complete the transfer at a registration trustee office and receive the title deed or Oqood certificate | Dubai |
| 3. Golden Visa application | Submit documents to the Dubai Land Department's Golden Visa application service. For mortgaged property, attach the bank NOC | Dubai (you must be in the UAE) |
| 4. Medical examination and biometrics | Take the medical examination at a designated facility and register biometrics for the Emirates ID | Dubai |
| 5. Issuance of the residence permit | The residence permit is issued in your passport and your Emirates ID is issued | Dubai |
The main documents required are your passport, the title deed (or Oqood certificate), a photo, a copy of your current residence permit (if any), and, for mortgaged property, the bank NOC. Japanese documents are generally not required, but if you are sponsoring family members, you may be asked to prove the relationship with documents such as a Japanese family register (koseki) certificate for Japanese nationals, with an English translation and an apostille (certification by Japan's Ministry of Foreign Affairs). Our office provides apostille, translation and certification services (in Japanese) and ordering family register certificates from abroad (in Japanese).
The application itself can be made through Dubai Land Department service centres or accredited agents. Many people proceed through introductions from real estate companies, but fees paid to intermediaries and fees paid to the government are separate. Always check that quotations separate "government fees" from "agent fees."
After approval: stay requirements, family, renewal and selling the property
With a Golden Visa, you hold residence status in your own name without a sponsor and can sponsor your family. The main rules after approval are as follows.
| Item | Details |
|---|---|
| Stay requirement | None. Does not lapse even if you are outside the UAE for 6 months or more |
| Family | You can sponsor your spouse and children, with no age limit for children; parents are also eligible. Same validity as the main applicant |
| Work and business | You can work and do business in the UAE (except in sectors that require a separate licence) |
| Bank account | You can open a personal account after obtaining your Emirates ID |
| Renewal | Every 10 years. At renewal, whether you still meet the requirements is reviewed again |
| Selling the property | A lien is registered on the property during the residence period, and the visa must be cancelled or switched before you sell |
The restriction on selling is often overlooked. On the real estate route, the Land Department registers a lien on the property, so you cannot sell while keeping the visa valid. To sell, you must first cancel the visa or switch to another property and then release the lien. You should assume that "selling when prices rise and keeping only the visa" is not an intended use.
A note on citizenship: with its 2021 amendment to the nationality law, the UAE created a system for granting citizenship to investors, doctors, scientists, inventors and talented individuals, but this is not something you can apply for; it starts with a nomination by the Federal Cabinet or a ruler's court of an emirate. The number of grants is limited, and it is not something you can aim for as an extension of the Golden Visa. For Japanese nationals: if you were to acquire a foreign nationality, you would automatically lose Japanese nationality under Article 11, paragraph 1 of the Nationality Act (see Status of residence after losing Japanese nationality (in Japanese)).
Taxes: is zero income tax real? Japanese tax residence and exit tax
Tax is the most common reason for moving to Dubai. Here are the facts.
| Tax | Details |
|---|---|
| Personal income tax | None. No personal tax on salaries, dividends or capital gains |
| Corporate tax | 9% (for financial years starting from June 2023). 0% on taxable income up to AED 375,000 |
| Value added tax (VAT) | 5% |
| Inheritance and gift tax | None (although inheritance procedures follow UAE law) |
| Property holding tax | None. 4% on transfer of ownership; a municipal fee applies to rentals |
"Zero income tax" is true, but you benefit from it only if you become a non-resident of Japan and a tax resident of the UAE. Obtaining a Golden Visa does not automatically change either.
Conditions for becoming a UAE tax resident
UAE tax residence is determined by Cabinet Decision No. 85 of 2022 (with details in Ministerial Decision No. 27 of 2023). An individual is treated as a tax resident, and can apply for a Tax Residency Certificate (TRC), if any of the following applies:
- Present in the UAE for 183 days or more in a 12-month period
- Present in the UAE for 90 days or more in a 12-month period, holds UAE or GCC nationality or a valid residence permit, and has a permanent place of residence in the UAE or works or does business in the UAE
- Has their usual place of residence in the UAE and the centre of their financial and personal interests is in the UAE
What to check on the Japanese side
Japanese taxation is not determined by the number of days of stay alone, but by where the centre of your life is. Even if you remove your resident registration, if you hardly stay in Dubai and your family and livelihood remain in Japan, you may continue to be taxed as a Japanese resident on your worldwide income. In addition, people with securities and similar assets worth JPY 100 million or more who become non-residents of Japan are subject to exit tax (taxation upon departure from Japan). For details, see Taxes and resident registration procedures when moving abroad (in Japanese) and Exit tax and the JPY 600 million / JPY 3 billion thresholds (in Japanese).
Caution: "permanent residency for AED 100,000" has been officially denied
From 2025 into 2026, claims such as "pay AED 100,000 and get a lifetime Golden Visa" and "permanent residency can be bought through a nomination scheme" spread on social media and through some agents. The UAE's ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) clearly denied these claims on January 27, 2026, stating that they have no legal basis, and warned that misleading applicants may constitute fraud under the UAE's cybercrime laws.
Applications are always made through official UAE government channels (the ICP smart app, each emirate's residency and foreign affairs directorate, or, in Dubai, the Dubai Land Department), and no overseas intermediary can guarantee approval. Checking the following points will avoid most problems.
- Does it say "lifetime" or "permanent residency"? The UAE has no permanent residence; the maximum is a renewable 10 years
- Are government fees and agent fees shown separately? The Dubai Land Department fees for the main applicant are AED 9,884.75. If you are charged much more than this, check the breakdown
- Does the property price definitely exceed AED 2 million? For joint ownership, only your own share counts
- Are you being told that "paying a deposit up front guarantees approval"? No private company can guarantee approval
Also, Dubai property prices continue to rise, and the range of properties meeting the AED 2 million threshold changes year by year. Including the risk of rule changes, make your decision on the assumption that there is no guarantee that today's conditions will remain the same in a few years.
Frequently asked questions
Can I get permanent residency in Dubai?
The UAE has no permanent residence system. The longest residence status is the 10-year Golden Visa, a residence visa designed to be renewed. Almost everything described as "Dubai permanent residency" refers to this Golden Visa.
Can I keep the Golden Visa while living in Japan?
Yes. The Golden Visa has no stay requirement and does not lapse even if you are outside the UAE for 6 months or more. However, to benefit from the tax advantages you need to actually move the centre of your life to the UAE; holding the visa alone does not change your Japanese taxation.
Can I apply with a mortgaged property?
Yes, through the Dubai Land Department, with a no-objection certificate (NOC) from the bank. Since February 2026, the down-payment percentage requirement has been abolished. However, the federal (ICP) guidance refers to "property not subject to a mortgage," so check how it is handled in emirates other than Dubai.
Can my family get it too?
You can sponsor your spouse and children, with no age limit for children, and parents are also eligible. Their validity is the same 10 years as the main applicant. The cost is AED 5,774.50 per person, plus AED 318.75 to open a family file.
What happens to the visa if I sell the property?
A lien is registered on the property during the residence period, so you cannot sell while keeping the visa. To sell, you must first cancel the visa, or switch to another property worth AED 2 million or more and then release the lien.
Is there a way to get a Golden Visa without buying property?
Other routes include investing AED 2 million or more in an approved investment fund or company, paying AED 250,000 or more in tax per year, starting a business worth AED 500,000 or more, and the highly skilled professional route with a monthly salary of AED 30,000 or more. However, the entrepreneur and professional routes require local approval or an employment contract and cannot be pursued on your own from Japan.
Conclusion: Dubai offers a 10-year visa with no stay requirement; consider residence and tax separately
The Dubai Golden Visa grants a 10-year residence visa through the Dubai Land Department if you own property worth AED 2 million or more. The total including acquisition costs and visa fees is about AED 2.14 million, of which about AED 140,000 is non-recoverable. There is no stay requirement and you can sponsor your family, but the UAE has no permanent residence system and the requirements are reviewed every 10 years. The benefit of zero income tax arises only once you become a non-resident of Japan and a UAE tax resident. Planning "obtaining a visa" and "moving your residence" as separate steps is the basis for avoiding mistakes.
How does it compare with other countries?
The UAE's strengths are that the investment remains as a real asset, there is no stay requirement, and the procedure is quick at 1 to 2 weeks. On the other hand, it does not lead to permanent residence or citizenship. If you are considering citizenship, Portugal is a point of comparison; if you want to keep costs down with a deposit-based programme, Malaysia is. For details, see What is a golden visa? (comparison by country) (in Japanese), Portugal visa types and requirements and Malaysia MM2H requirements and costs (in Japanese).
Our office does not provide application support for UAE (Dubai) residence visas. We offer consultations comparing golden visas, permanent residence and citizenship in various countries, including Dubai, and we handle apostilles, translations and family register retrieval for the Japanese documents needed for applications. If you would like to work out whether Dubai fits your goals, including Japanese tax and bringing your family, please use our free consultation. We never use pushy sales tactics. We can assist in English and Japanese.
- Free consultation form
- Phone: +81-3-6303-1664 (weekdays 9:00–20:00 Japan time)
- Email: info@royal-ptns.com
- Our services and consultation process (in Japanese)
References (primary sources)
- UAE government portal (u.ae): Golden Visa categories and validity
- Dubai Land Department (DLD): Golden Visa application service (real estate investors)
- Federal Authority for Identity, Citizenship, Customs and Port Security (ICP): Golden Residency
- UAE Federal Tax Authority (FTA): Issuance of tax residency certificates (Cabinet Decision No. 85 of 2022)
- VisaHQ, January 27, 2026: ICP denies "AED 100,000 lifetime Golden Visa" claims
- EGSH, updated June 2026: Real estate route requirements and costs (mortgaged and off-plan properties)
- EGSH, updated March 2026: All Golden Visa categories and requirements
- EGSH, April 25, 2026: Property acquisition costs in Dubai (4% transfer fee, trustee fees, etc.)
- Afridi & Angell: Nomination-based grant of citizenship under the 2021 nationality law amendment
- e-Gov Laws and Regulations: Nationality Act of Japan (Article 11, paragraph 1)
- Mitsubishi UFJ Research and Consulting: Foreign exchange rates (September 15, 2026)
Requirements and costs in this article are as of September 15, 2026.
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